THDA eligibility & income limits for all 95 Tennessee counties.
THDA's down payment assistance has clear, statewide floors plus one number that changes by county: the income limit. Everything else (credit score, debt ratio, price cap) is the same across Tennessee. Here's the full picture, including the current income table for every county.
THDA requirements at a glance
| Requirement | THDA standard |
|---|---|
| Minimum credit score | 640 (HFA Advantage: per Freddie Mac) |
| Maximum debt-to-income | 45% |
| Maximum purchase price | $500,000 statewide |
| Income limit | By county & household size (table below) |
| Eligible loan types | FHA, VA, USDA/RD (Great Choice); Conventional (HFA Advantage) |
| Homebuyer education | Required |
| Occupancy | Owner-occupied within 60 days of closing |
| Eligible properties | 1-4 unit (1 owner-occ), condos, PUDs, townhomes, HUD-approved manufactured homes |
| First-time buyer rule | No primary residence owned in 36 months, waived in targeted counties & for veterans |
THDA income limits by Tennessee county (2026)
Income limits are set by household size: one column for 1-2 people, one for 3 or more. "Targeted" shows whether the county waives the first-time buyer rule (Yes = whole county, Partial = some census tracts). Figures are effective August 1, 2026 and are re-issued by THDA annually.
| County | Income limit (1-2) | Income limit (3+) | Targeted |
|---|---|---|---|
| Anderson | $103,700 | $119,255 | Partial |
| Bedford | $102,480 | $119,560 | No |
| Benton | $94,900 | $109,200 | No |
| Bledsoe | $94,900 | $109,200 | No |
| Blount | $103,700 | $119,255 | Partial |
| Bradley | $103,074 | $118,536 | Partial |
| Campbell | $113,880 | $132,860 | Yes |
| Cannon | $139,320 | $162,540 | Yes |
| Carroll | $113,880 | $132,860 | Yes |
| Carter | $96,720 | $112,840 | Partial |
| Cheatham | $139,320 | $162,540 | No |
| Chester | $95,400 | $111,300 | No |
| Claiborne | $113,880 | $132,860 | Yes |
| Clay | $94,900 | $109,200 | No |
| Cocke | $113,880 | $132,860 | Yes |
| Coffee | $94,900 | $109,200 | No |
| Crockett | $113,880 | $132,860 | Yes |
| Cumberland | $94,900 | $109,480 | No |
| Davidson | $139,320 | $162,540 | Partial |
| DeKalb | $113,880 | $132,860 | Yes |
| Decatur | $94,900 | $109,200 | No |
| Dickson | $139,320 | $162,540 | No |
| Dyer | $113,880 | $132,860 | Yes |
| Fayette | $113,880 | $132,860 | Yes |
| Fentress | $113,880 | $132,860 | Yes |
| Franklin | $113,880 | $132,860 | Yes |
| Gibson | $113,880 | $132,860 | Yes |
| Giles | $103,334 | $118,835 | No |
| Grainger | $113,880 | $132,860 | Yes |
| Greene | $113,880 | $132,860 | Yes |
| Grundy | $113,880 | $132,860 | Yes |
| Hamblen | $96,120 | $112,140 | Partial |
| Hamilton | $101,854 | $117,133 | Partial |
| Hancock | $113,880 | $132,860 | Yes |
| Hardeman | $113,880 | $132,860 | Yes |
| Hardin | $94,900 | $109,200 | Partial |
| Hawkins | $113,880 | $132,860 | Yes |
| Haywood | $113,880 | $132,860 | Yes |
| Henderson | $113,880 | $132,860 | Yes |
| Henry | $94,900 | $109,200 | Partial |
| Hickman | $94,900 | $110,460 | No |
| Houston | $113,880 | $132,860 | Yes |
| Humphreys | $100,320 | $117,040 | No |
| Jackson | $113,880 | $132,860 | Yes |
| Jefferson | $113,880 | $132,860 | Yes |
| Johnson | $113,880 | $132,860 | Yes |
| Knox | $103,700 | $119,255 | Partial |
| Lake | $113,880 | $132,860 | Yes |
| Lauderdale | $113,880 | $132,860 | Yes |
| Lawrence | $113,880 | $132,860 | Yes |
| Lewis | $98,760 | $115,220 | No |
| Lincoln | $113,880 | $132,860 | Yes |
| Loudon | $103,700 | $119,255 | No |
| Macon | $113,880 | $132,860 | Yes |
| Madison | $95,400 | $111,300 | Partial |
| Marion | $101,854 | $117,133 | No |
| Marshall | $102,834 | $118,260 | No |
| Maury | $124,320 | $145,040 | Partial |
| McMinn | $95,040 | $110,880 | Partial |
| McNairy | $94,900 | $109,200 | No |
| Meigs | $113,880 | $132,860 | Yes |
| Monroe | $113,880 | $132,860 | Yes |
| Montgomery | $102,574 | $117,961 | Partial |
| Moore | $103,034 | $118,490 | No |
| Morgan | $113,880 | $132,860 | Yes |
| Obion | $94,900 | $109,200 | No |
| Overton | $113,880 | $132,860 | Yes |
| Perry | $94,900 | $109,200 | No |
| Pickett | $113,880 | $132,860 | Yes |
| Polk | $113,880 | $132,860 | Yes |
| Putnam | $103,814 | $119,387 | Partial |
| Rhea | $113,880 | $132,860 | Yes |
| Roane | $102,514 | $117,892 | No |
| Robertson | $139,320 | $162,540 | Partial |
| Rutherford | $139,320 | $162,540 | Partial |
| Scott | $113,880 | $132,860 | Yes |
| Sequatchie | $101,854 | $117,133 | No |
| Sevier | $102,000 | $119,000 | No |
| Shelby | $102,794 | $118,214 | Partial |
| Smith | $103,080 | $120,260 | No |
| Stewart | $113,880 | $132,860 | Yes |
| Sullivan | $98,160 | $114,520 | Partial |
| Sumner | $139,320 | $162,540 | No |
| Tipton | $113,880 | $132,860 | Yes |
| Trousdale | $139,320 | $162,540 | Yes |
| Unicoi | $96,720 | $112,840 | No |
| Union | $124,440 | $145,180 | Yes |
| Van Buren | $113,880 | $132,860 | Yes |
| Warren | $94,900 | $109,200 | Partial |
| Washington | $96,720 | $112,840 | Partial |
| Wayne | $94,900 | $109,200 | No |
| Weakley | $94,900 | $109,200 | No |
| White | $113,880 | $132,860 | Yes |
| Williamson | $139,320 | $162,540 | No |
| Wilson | $139,320 | $162,540 | No |
Source: THDA Great Choice & HFA Advantage Acquisition Cost & Income Limits by County, effective 08.01.2026. Acquisition (purchase price) limit is $500,000 in every county. Verify current figures at thda.org or with us before relying on a number.
What a targeted county means for you
THDA designates certain counties (and census tracts within others) as "targeted." In a targeted area, the first-time homebuyer requirement is waived, so even if you've owned a home in the last three years, you can still use Great Choice and Great Choice Plus. Many Tennessee counties are fully targeted, and several metro counties are partially targeted. If you owned before and assumed you were out, check your county in the table above; there's a good chance you still qualify.
The first-time buyer rule, plainly
Outside targeted areas, THDA's Great Choice programs ask that you haven't held an ownership interest in a primary residence within the last 36 months. Qualifying veterans are exempt from this rule under THDA's Veteran Exemption regardless of county. It's a three-year lookback, not a "never owned a home" test, so plenty of past owners qualify again.
Eligibility questions
What are the income limits for THDA in Tennessee?
THDA income limits vary by county and household size, effective August 1, 2026. They run from about $94,900 for 1-2 people in rural counties up to $139,320 for 1-2 people and $162,540 for 3 or more in the Nashville metro. The full table for all 95 counties is on this page. The purchase price cap is $500,000 statewide.
What credit score and DTI does THDA require?
THDA requires a minimum 640 credit score and a maximum 45% debt-to-income ratio for Great Choice, Great Choice Plus, and Homeownership for Heroes. The Freddie Mac HFA Advantage path follows Freddie Mac guidelines instead.
What is a THDA targeted county?
A targeted county is an area THDA designates where the first-time homebuyer requirement is waived, so repeat buyers can use the program. In the income table, Yes means the whole county is targeted and Partial means some census tracts are. Buyers in targeted areas also may get higher income and price allowances under THDA rules.
Not sure if you qualify?
Tell us your county, income ballpark, and credit range, we'll confirm your THDA eligibility in a 20-minute call.